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Counter offer help

Hello, the house I want to buy with my partner is currently occupied with two elderly adults. The listing price is $450k. We are in Northern California for reference. My partner and I offered $450k, asked seller to pay closing fees, and signed tenant occupied property addendum to have seller deliver the property vacant. We are putting $115k down. And only getting loan for $335k.
The house is like at our max budget.

The seller counter offered:
-seller to 2% of purchase price to buyers brokers compensation (our real estate agent is asking for 2.5%)
-buyer pays all escrow and title fees
-seller to pay county transfer tax
-buyer to remove insurance contingency within 14 days of offer. (We are in a high fire area but already received a quote for home insurance coverage).

Any help is appreciated. I want them to contribute to closing costs! This is an awesome house. Another thing is, seller has provided pest and fungus report and a home inspection. Which recommended that a contractor or plumber look at some water damage for further inspection. Our other contingencies included this part too.

Help!!!

submitted by /u/jeezyall
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source https://www.reddit.com/r/RealEstate/comments/1wcu4jg/counter_offer_help/
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